Personal Searches
We specialise in the provision of personal searches on all types of properties; from standard residential addresses, redevelopments and multiple commercial sites. We have a dedicated, highly trained team offering national coverage.
What does a personal search cover?
Local Authorities have a statutory duty to make the local Land Charges register available in order to facilitate a personal search. The search will reveal entries of the local Land Charges Register (LLC1) and answer all the statutory questions included in the Conveyancing Form 29 Part I (dependant on the councils restrictions). Where possible we can also obtain the additional enquiries in Part II, if required.
How reliable is a personal search?
In line with most mortgage lender requirements, all searches are backed by £2 million professional indemnity insurance, giving you extra peace of mind.
Commons Registration (not included within a HIP)
The Commons Registration search is now only available in Wales. For properties in England this information can now be obtained by requesting the common land, town and village green optional enquiry (No22) on the CON 29O form. The Commons Registration Act 1965 meant that the common land, its owner and any rights over such land had to be registered with the appropriate county council.
When should a Common Registration search be made?
A Commons Registration search should be made if the land that is being purchased is adjacent to land that has not been developed, or land that may have previously belonged to the Lord of the manor or has been designated a town or village green.
What will a Common Registration search cover?
The search will reveal whether the land or any part of it is subject to provisional or final registration under the Commons Registration Act 1965. The existence of rights of common land will mean third parties may be able to exercise certain rights over the land. It will also be hard to obtain planning permission to develop the land.
DRAINAGE & WATER (Must be included within a HIP)
A Drainage & Water Search will provide you with maps of water mains and sewers around the property. This is essential information for any building work that they may be planning, that could disturb them. The search will also find out the extent to which your client is responsible for the drains / sewers that service their new home.
ENVIRONMENTAL SEARCH (Not compulsory with a HIP)
Although Environmental Searches are not compulsory within the HIP, we would strongly recommend you seriously consider their inclusion, an Environmental Search is considered essential by mosy lenders, and if you already have one in your pack, this may save time later on in the transaction)
This type of search covers a vast range of information, but more importantly provides details on the following five, key areas:
Enquiries of Statutory Registers:
This section of the report sets out information from statutory registers held by the Environment Agency, Local Authorities and the Health and Safety Executive. It identifies any nearby industrial processes or installations which might have an environmental impact on the property.
Enquiries Concerning Land Use:
This section of the report seeks to identify both past and present industrial land use. Its purpose is to identify any land which may have been put to a potentially contaminative use. Databases interrogated include the Valuation Office's Non-Domestic Rating list to check whether it indicates the presence of a potentially contaminative industrial land use. Past industrial land use is checked by an analysis of historical Ordnance Survey maps.
Enquiries Concerning Land Instability:
This section concerns coal mining, natural ground subsidence and mineral extraction, which are the principal causes of insurance claims. It is designed to highlight land instability issues which may affect the value or enjoyment of the property.
Enquiries Concerning Natural Perils:
Recent events have highlighted the danger properties can face from flooding. Searches will ascertain the river and coastal flood risks by indicating whether a property's postcode is in or within 250 metres of a fluvial or tidal floodplain.
Enquiries Concerning Other Matters:
This section details other matters which may impact on the property and its settings and includes Air Quality readings from the Department of Transport, Environment and the Regions (now DEFRA). It also includes a check on whether there are any transmitters and cell phone masts registered with the Radio Communications Agency near the property.
FLOOD SEARCH (Not compulsory within a HIP)
Flood search (available for any property in England and Wales) contains:
- Environment Agency main river floodplain information;
- Environment Agency coastal floodplain information;
- Details of responsible bodies;
- Unique information on the existence of critical ordinary watercourses, and
- 1:10,000 scale colour Ordnance Survey map showing flood zone boundaries in relation to the property.
Why do you need a Flood search report?
Following the devastating floods of autumn 2000, the ABI stated its members would only renew insurance cover for existing policyholders in flood affected areas until January 2003. Those now buying houses in flood affected areas are not guaranteed insurance cover, or may face increased premiums, also:
- Past flooding incidents can affect the structural stability of a property. Undertaking a Flood search could alert your client to the need for having a full building survey carried out;
- Even when a flooding incident has not directly affected a property, it is important to consider the potential impact on access routes and amenities in the surrounding area, and
- Flood risk areas are revised annually, so you can be assured that the information contained in the report is up to date, and will provide a clear indication of any 'at risk' areas around a property at the time of purchase.
COAL AUTHORITY SEARCH (Not compulsory within a HIP)
This report is more important in some areas but not in others. For instance it would be very unlikely you would need this kind of report for a property in London. For properties in Wales or the north of England this may be required.
LAND REGISTRY SEARCH (These items must be included within the HIP)
We can obtain copies of Land Registry Title Deeds, Property Registers and Title Plans for anywhere in Great Britain.
APS LR 1 - Property Register This is one of the 2 main documents of title (often called Title Deeds). It contains a description of the property, its tenure, the name and address of the owners, purchase price, details of mortgages and other charges, covenants etc. Documents Provided - Property Register ('Official Copies')
APS LR 2 - Title Plan The Title Plan is the other main document of title and shows an outline of the property and its location in relation to the surrounding properties. It often contains coloured markings referred to in the Register and boundary markings. Documents Provided - Title Plan ('Official Copies')
APS LR 3 - Index Map Search Where the title to a property is not readily identifiable an Index Map search must be made to ascertain if the title is registered. The search will reveal any title numbers affecting the property and any Cautions against first Registration. Once the title number is obtained copies of the title deeds can be obtained. We include a copy of the Property Register with this search, in the event that the property is registered.
Documents Provided - Index Map Certificate
With all our Land Registry enquires we can, if you require them, supply you with the official copies. We are always asked the difference between the faxed/emailed copies and the 'Official Copies'. Let me reassure you that the faxed/emailed documents are the same as the official documents, the only difference being is the 'official copies' are printed on special water marked paper and can be produced in a court of law if needed but the Faxed/emailed copies cannot but the information is the same.
CHANCEL CHECK (NOt compulsory)
Chancel Check is a unique, instant, low cost chancel repair liability screening report designed for the conveyancing profession.
Chancel Check is the only service which combines historical parish boundary data, modern Geographical Information System (GIS) mapping techniques and information derived from the relevant Inland Revenue Index held by the National Archive. Chancel Check accurately establishes whether or not a property is within a parish that still retains the potential to charge for the cost of repairs to the church chancel as recorded within the relevant Inland Revenue Indexes held by the National Archive and in accordance with their Guidance Notes
Chancel Check issues either a Report stating that there is a potential liability within the parish or a Certificate confirming that there is no risk identified for the parish.
Market research has indicated that there are many misconceptions regarding the scale of the potential risks of chancel repair liability. At Home Information Searches we can help you protect against a potential Chancel Liability buy ordering an immediate risk screening report. |
